$275,000 2,331 SF

312 Water St, Gardiner, ME 04345
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The property is an investment building in downtown Gardiner, Maine, comprising two distinct units: one retail unit and one apartment, configured under a single ownership structure with separate spaces suited for routine operations. The property is described as having undergone renovations, indicating updates consistent with a recently renovated condition.

Ownership intelligence

Who controls the opportunity?

Owner of record from public deeds, plus portfolio, hold profile and investor signals where the data supports them. Included with a plan.

Owner contacts

Can we reach the decision maker?

Skip-traced phones and e-mails of the owner. Included with a plan.

Debts

What is owed, to whom, and when it comes due

Recorded lenders, amounts and estimated maturities of the owner's loan book — included with a plan.

Property tax · 2023

What does the county charge?

$3k

Tax billed · 2023

Assessed value$123k

Assessed land$28k

Assessed improvement$95k

Effective rate2.37%

Value estimate

· Nov 2026

$275k

$248k – $303k

AI approach$275k

NOI build-up

Gross scheduled income$42k

Vacancy & credit loss−$3k

Operating expenses−$14k

NOI · 8.74% cap applied$24k

Realmo valuation models over county records and 4 qualifying comparable sales.

Recently sold

What actually traded nearby?

$99/SF

County average, outlier-cleaned · 54 recorded sales of this use type

Observed band · Q1–Q3$49 – $149

Qualifying comparables4

Cap rate analysis

How does the asset earn?

8.74%

$24k estimated NOI · market benchmarks for this use type

Price anchors at 6 / 6.5 / 7% — in the full report.

Zoning insight

What can be built here?

JurisdictionGARDINER

Location intelligence

Which uses thrive at this corner?

Best fit: Realty agency

Demand heat for this use is drawn on the map · LocInt grid

Demand index

Realty agency14.2

Law Firm11.8

Wholesale Shop9.9

312 Water St Gardiner, ME 04345

County assessor Recorded deeds · 3 transfers 4 qualifying comp sales Zoning catalog

Every figure names its source: public record, benchmark, or modeled. Coverage varies by property — thin data is stated as missing, never invented.

Comparables

4 recorded sales · 6 properties nearby

Address Sale price Sold Size

223 Water, Gardiner, ME 04345 $785,000 May 2025 4,794 SF

4 Allies, Gardiner, ME 04345-6236 $85,000 Apr 2025 952 SF

396 Brunswick, Gardiner, ME 04345-2817 $1,271,000 Oct 2024 3,860 SF

7 High Holborn, Gardiner, ME 04345-2407 $635,000 Oct 2022 8,010 SF

Sale prices and dates as our records hold them, one row per building. A deed can cover more of a building than the size shown, so read the price against the size rather than dividing one by the other.

Comparable nearby

Value Estimation
$270,000

2,532 SF

316 Water St

OFFICE/RESIDENTIAL (MIXED USE)

316 Water St, Gardiner, ME 04345-2159

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Value Estimation
$270,000

2,064 SF

808 Brunswick Ave

OFFICE/RESIDENTIAL (MIXED USE)

808 Brunswick Ave, Gardiner, ME 04345-6219

View Details
Value Estimation
$305,000

2,700 SF

211 Water St

OFFICE/RESIDENTIAL (MIXED USE)

211 Water St, Gardiner, ME 04345-2125

View Details
Value Estimation
$315,000

2,700 SF

207 Water St

OFFICE/RESIDENTIAL (MIXED USE)

207 Water St, Gardiner, ME 04345-2111

View Details
Value Estimation
$305,000

2,714 SF

335 Water St

OFFICE/RESIDENTIAL (MIXED USE)

335 Water St, Gardiner, ME 04345-2160

View Details
Value Estimation
$290,000

1,998 SF

2nd Blueberry Hl Ln

OFFICE/RESIDENTIAL (MIXED USE)

2nd Blueberry Hl Ln, Gardiner, ME 04345-6237

View Details